Gorgie / Dalry Town Centre

SUPPLEMENTARY GUIDANCE GORGIE / DALRY TOWN CENTRE

%&$&.#&3 2017 Supplementary Guidance Gorgie / Dalry Town Centre Introduction

Gorgie/Dalry Town Centre is one of Edinburgh’s nine town centres. Within these centres, Pubs and hot-food takeaway uses will also be considered if these are felt to be appropriate the Council is committed to ensuring they continue to serve those who live, work, visit for a certain location in the town centre provided they do not lead to an unacceptable and shop there. One way it does this is by producing guidance setting out when a shop impact on living conditions for nearby residents. To prevent non-shop uses that detract unit can change from a shop use to another use suited to a town centre. from the streets’ liveliness, changes to uses such as residential will not be permitted.

This document sets out when the Council will give planning permission for changing the use of a shop unit in Gorgie/Dalry Town Centre from a shop use to a non-shop use. Aims and Objectives It is prepared in accordance with Policy Ret 9: Alternative Use of Shop Units in Defined This document will support the vitality of Gorgie/Dalry town centre as well as contributing Centres of the Local Development Plan and applies to all units within the town centre. to the success and vision of Edinburgh. The Guidance supports Gorgie/Dalry town It is intended to frequently review this guidance to reflect changing shopping trends. centre in being inspired, connected, fair and thriving through:

• Creating a thriving town centre through supporting a mix of uses, whilst retaining Gorgie/Dalry Town Centre retailing as the primary function of the town centre

Gorgie/Dalry Town Centre area is shown on the map at the back of the document. A mix • Consider the contribution the use of units can make to placemaking of uses currently exists within the town centre including shops, cafes and pubs. Where a • Providing a flexible approach to change of uses to meet the demands of a growing unit is used as a shop, it is necessary to get planning permission from the Council to economy and changing society and change to another use. • Contributing to the quality of life of Gorgie/Dalry residents and visitors.

Ensuring that Gorgie/Dalry Town Centre has a variety of shops is important in maintaining it as a destination for shopping. However, there are also benefits in allowing shops to change to non-shop uses that complement shop uses and make the best of the town centre’s accessible location for the local community. Allowing non-shop uses may also help to address vacancies which have arisen due to changing behavioural patterns in shopping such as an increase in online shopping. It is therefore felt that, in certain areas, permitting a change of use to a service use such as an office or a cafe/ restaurant use would enhance the town centre.

1 Supplementary Guidance Gorgie / Dalry Town Centre

What is a shop unit? Key Findings

Premises opening directly onto the street and designed primarily for shop use. In 5IF 4VQQMFNFOUBSZ (VJEBODF IBT CFFO JOGPSNFE CZ B hQVCMJD MJGF TUSFFU some locations the shop unit can be above street level or at basement level but still BTTFTTNFOUh DBSSJFE PVU CZ EFTJHO DPOTVMUBOUT GPS UIF $PVODJM 4PNF PG UIF have direct access and be visible from the street. GJOEJOHTBSFTIPXOCFMPX

What is a shop use? Place Function Diagram

A unit used for the sale of goods (not hot food),e.g. post office, sale of tickets, travel AESTHETIC QUALITY + POSITIVE FEELING SAFE SENSORY EXPERIENCE [PROTECTION FROM TRAFFIC+ACCIDENTS] PLACE FUNCTION [MATERIALS, PLANTS, DESIGN] ASSESSED AGAINST GEHL’S 12 QUALITY CRITERIA

agency, cold food for consumption off the premises, hairdressing, funeral parlour, 12 1

Y F

launderette or dry cleaners. All where the sale, display or service is principally to OPPORTUNITIES TO A S

E FEELING SECURE

ENJOY POSITIVE T P T [PROTECTION FROM

ASPECTS OF CLIMATE 11 -

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- O

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visiting members of the public. (These types of use are grouped together and O I

D T

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collectively called Class 1 Shops) R P

DIMENSIONED AT CLIMATE AND

HUMAN SCALE POLLUTION [PROTECTION 10 3 AGAINST UNPLEASANT SENSORY EXPERIENCES] Types of non-shop uses

OPPORTUNITIES FOR PLAY + UNFOLDING OPPORTUNITIES ACTIVITIES 9 TO WALK [NO Changing a shop to non-shop use is known as a “change of use” and will always [TEMPORARY USES 4 OBSTACLES, GOOD + ENTERTAINMENT, SURFACING, ROOM] SUMMER + WINTER] require an application for planning permission. Non-shop uses where the Council

OPPORTUNITIES TO CO OPPORTUNITIES TALK + LISTEN [NOISE M G TO STAND/STAY MINIMAL OBSTACLES + LEVEL, SEATING 8 F N HINDRANCES [STREET CLUTTER, will consider a change are: OR YI 5 [ATTRACTIVE EDGES, ARRANGEMENTS] T TA NARROW PAVEMENTS] - 4U + S DEFINED SPOTS] ALITY OF MOVING A • Service uses - lawyers, accountants, estate agents, health centres, surgeries 7 6 OPPORTUNITIES TO SEE OPPORTUNITIES TO SIT [BENCHES [LIGHTING, INTERESTING TO REST, SEATING ZONES, MINIMAL PEDESTRIAN VIEWS] PRIMARY + SECONDARY] WAITING POINTS of dentists, doctors and vets (These types of use are grouped together and B [CROSSINGS, PAVEMENT CONGESTION] collectively called Class 2 Financial, professional and other services)

CYCLE RACKS + PINCH POINTS [EFFECTIVE PARKING FACILITIES PAVEMENT WIDTH TOO

• Food and Drink consumed on premises - restaurant, cafe, snack bar (These types I C NARROW FOR ACCESS +

N HIGH FOOTFALL]

T of use are grouped together and collectively called Class 3 Food and Drink) S

C D

Y E C P

PERCEPTION OF I • Pubs -sale and consumption of alcoholic beverages on premises N SAFETY FROM TRAFFIC ENOUGH PEDESTRIAN H G CROSSING POINTS D [LESS JAYWALKING] • Hot-food takeaways - Consumption of hot-food off premises

CYCLE LANES PERCEPTION OF SAFETY We have produced Guidance on what changes of use are permitted and when an G E FROM TRAFFIC application for planning permission will be required. MOVEMENT FUNCTION F CONTINUOUS LEVEL BASED ON DIRECT OBSERVATION TECHNIQUES + USER INTERVIEWS PAVING SURFACE +

2 Supplementary Guidance Gorgie / Dalry Town Centre

Overall Analysis Map

80 to 8 44 f E 8 7 8 7 i K 0 to 78 l R 64 to 68 to C A 56 to 62 M 48 to 54 46 Y 40 28 to 38 Cli fto n Ter r ace A 18 to 26 8to 16 H 2to 6 15 10 to 14 54.6m 9 HAY M A RK ET T E 54.3m R RA CE TCBs

54.6m 55.5m

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OVERALL ANALYSIS MAP Shelte Cit y P oin t rs 9 Potential for improved connection. Popular destination locally Hay mark et Sta t io n Roseb ery El Sub Sta New foot/cycle bridge or crossing would Hou se

use H o g in es Key areas of con¾ict between pedestrians and El f ic enable improved connectivity. f t O en nm ver G o 20 e ous ty H traf½c. :here pedestrians are trying to move Veri Barrier to urban connectivity e.g. railway line. freely between different parts of the town

S R D YA E T R K centre or cross the street but traf½c or parked M A N E Parking, including loading bays and single yellow lines. A Y LA H L R Y S ILLE DIS T D SP cars are proving a hazard or barrier. Places cars regularly stop - creating a barrier restricting SP CR s SL y Bd s SsPt SL on h C pedestrian connection with the opposite side of the road, urg B Favourable microclimate (sun, SP

3 and effectively prioritising car parking over bus lane, cycle Bdy 2 d War mostly sheltered from wind) Chy route or wider pavement for pedestrians. Sti llho use

11 Increase visual and/or walkable connection Key positive views 1 6

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5 between both sides of the road e.g. 1 S

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A 1 L D new pedestrian crossing. R N Y W Y 7 Y L R R D A Existing pedestrian crossings. O E R T A S EA D

Key location at which research was 6

A 4 E IV conducted [labelled A to D]. D R Y Existing public life - primarily relating L R D A E R S T to active shop fronts, bus stops, parks, EA Potential opportunity for key improvement for public life

E benches or other gathering places A

S conducive to staying activities.

Key walking / cycling connections to nearby green spaces and canal. Better prioritising of pedestrians needed at C minor road junction e.g. addition of raised tables, reduced corner radii, increased pavement width, improved drop kerbs.

Fountainbridge + canal

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4 4 4 A E Shelter e to D 14 N r 8 E 5 R r 2 MERCHISTON 7 N A a 3 :est½elG G Park Analysis 3 Supplementary Guidance Gorgie / Dalry Town Centre SWOT Analysis Policies

Strengths GD1 Planning permission will be granted for the change of use of a unit in shop use to a non-shop • Diverse small independent local businesses useUIBUJTBOBQQSPQSJBUFDPNNFSDJBMPSDPNNVOJUZVTF on the following frontages provided the change • High footfall will not result in more than one third of the total number of units in the frontage being in non-shop use: • Good transport links 194-256 Gorgie Road • Links to amenities and cycle routes

15-65 Dalry Road Weaknesses • Lack of places to meet/gather 18-78 Dalry Road • Lack of green space • Lack of dedicated cycle routes 98-128 Dalry Road

• Fragmentation between Gorgie/Dalry GD2 Elsewhere within the defined Gorgie/Dalry Town Centre a change of use from a shop use to a non- shop use will be permitted provided the proposal is: Opportunities • Provide opportunities to meet socially • Class 2 – Financial, professional or other services • Improve walking/cycling experience • Class 3 – Food and drink uses • Integrate planting and street trees • An appropriate commercial or community use which would complement the character of the centre • Enhance connectivity and would not be detrimental to its vitality and viability.

Threats • Car dominance • Lack of green space • Uneven pavements • Street clutter

4 Supplementary Guidance Gorgie / Dalry Town Centre Other Relevant Information

Other relevant policies in the Local Development Plan include:

• Ret 1 Town Centres First • Ret 3 Town Centres • Ret 7 Entertainment and Leisure Developments • Ret 9 Alternative Use of Shop Units in Defined Centres • Ret 11 Food and Drink Establishments • Des 13 Shopfronts • Env 3 Listed Buildings – Setting • Env 4 Listed Buildings – Alterations and Extensions • Hou 7 Inappropriate Uses in Residential Areas • Guidance for Businesses • Edinburgh Design Guidance

This document deals with the principles of changes of use for planning purposes. Food and drink, pub and hot-food takeaway uses will often require other consents and are subject to separate controls for alcohol, hours of operation and outdoor pavement seating. For more information on these see the Council’s website on the One Door Approach to development consents.

5 Supplementary Guidance Gorgie / Dalry Town Centre

Gorgie Policies Map

Town Centre Boundary

Up to one third of frontage permitted to be in non-shop use

Cycle lanes

Bus stops

6 Supplementary Guidance Gorgie / Dalry Town Centre

Dalry Policies Map

Town Centre Boundary

Up to one third of frontage permitted to be in non-shop use

Conservation area

Cycle lanes

Bus stops

7 You can get this document on tape, in Braille, large print and various computer formats if you ask us. Please contact ITS on 0131 242 8181. ITS can also give information on community language translations.

email: [email protected]

The City of Edinburgh Council. Planning and Transport, PLACE. Published December 2017